Two-Unit Duplex with Rear
For Sale
$339,900
Pending
91 Putnam Street, Buffalo, NY 14213
Separate apartments include updated kitchens, off-street parking, and outdoor space.
Property Size2,728 SF
Days on Market68
Property Features for 91 Putnam Street
General Information
Standard status
Pending
Size
2,728 SF
Property subtype
Multi Family
Units
Unit Mix
1 x 3BR/1.5BA, 1 x 3BR/2BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,558
Amenities
updated kitchen
updated full bath
rear deck
fenced-in yard
Building Details
Building Size
2,728 SF
Year Built
1890
Buildings
1
Listing Agency:
Realty ONE Group Empower
Listed By:
Robert Karp · License #10301218689
(716) 553-9963
Source:
Highfallssir
Added: Aug 12
Changed: Oct 17
Last Checked: Oct 16 at 3:57PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Realty ONE Group Empower
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Investment Insights
Based on property information with market context.
Built in 1890, this two-family property includes a spacious lower apartment with 3 bedrooms, an updated full bathroom and kitchen, a half bathroom, a large living room, and an additional den or dining room. The upper residence spans two stories and offers 3 bedrooms, 2 full bathrooms, an updated kitchen, and a rear deck overlooking the fenced yard.
Recent property improvements include a tear-off roof, most replacement windows, and 2 brand-new furnaces. Off-street parking is also provided. The property is on Buffalo’s West Side near the Elmwood Village border, with Elmwood Avenue restaurants, bars, shops, and cafes nearby, along with Bidwell Park, Delaware Park, Buffalo State, art galleries, and Five Points.
Recent property improvements include a tear-off roof, most replacement windows, and 2 brand-new furnaces. Off-street parking is also provided. The property is on Buffalo’s West Side near the Elmwood Village border, with Elmwood Avenue restaurants, bars, shops, and cafes nearby, along with Bidwell Park, Delaware Park, Buffalo State, art galleries, and Five Points.
Key Highlights
- Two‑family property with a 3‑bedroom lower apartment and a 3‑bedroom upper residence
- Upper apartment includes 2 full bathrooms, an updated kitchen, and a rear deck
- Lower unit features an updated full bathroom and kitchen, plus a half bathroom
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$27,069
Cap Rate
7.96%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$541,380
$541.4K
Cap Rate 7%
$386,700
$386.7K
Cap Rate 9%
$300,767
$300.8K
Market Conditions
NOI Build-Up for 2,728 SF
Gross rent
$40.9K $15.00/SF
− Vacancy
−$2.3K −$0.83/SF
EGI
$38.7K $14.17/SF
− OpEx
−$11.6K −$4.25/SF
NOI
$27.1K $9.92/SF
Area
Buffalo, NY
Vacancy
5.50%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$541,380
Cap Rate 7%
$386,700
Cap Rate 9%
$300,767
Alternative Uses
Best Use
Multifamily LT 5
$386.7K
$338.4K – $451.2K
NOI $27,069 @ 7.0% cap · market cap 7.96%
Second Best
Apartment 5plus
$356.2K
$311.7K – $415.5K
NOI $24,932 @ 7.0% cap · market cap 7.34%
Theoretical Best
Office A
$656.0K
$574.0K – $765.4K
NOI $45,922 @ 7.0% cap · market cap 13.51%
Zoning and permitted uses should be independently verified with authorities.
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,363
Businesses Nearby
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Business Placement
Demographics for 14213, NY
25,834
Population
11,397
Households
2.3
Avg Household Size
30
Median Age
36%
College-Educated
81%
High-School Grad
1.9 sq mi
ZIP Area
13,597
Density / Sq Mi
$52,597
Median Household Income
$36,084
Median Earnings
$1,059
Median Rent
$192,300
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
Frequently Asked Questions
What type of property is this?
Duplex - Separate apartments include updated kitchens, off-street parking, and outdoor space.
Where is this duplex located?
The property is located at 91 Putnam Street Buffalo, NY.
What is the asking price?
The asking price for this property is $339,900.
What are key features of this property?
This property features: Two‑family property with a 3‑bedroom lower apartment and a 3‑bedroom upper residence; Upper apartment includes 2 full bathrooms, an updated kitchen, and a rear deck; Lower unit features an updated full bathroom and kitchen, plus a half bathroom
